5130 County Road 99w #13 · Dunnigan, CA 95937

$214,900

3 bd · 2.0 ba · 1,540 sqft · MultiFamily · 56 Days on market

Built 2001 Good condition $140/sqft · 13% above area Est $190k · 13% over

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Appreciation +5.2/10.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• ARV discount +1.6/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Welcome home to this beautifully maintained 3 bedroom 2 bath double wide mobile home offering a bright and open floor plan designed for comfortable living. A skylight in the kitchen fills the space with natural light, enhancing the open concept layout that seamlessly connects with living room, dining area and kitchen. This home features generous sized bedrooms including a large primary suite complete with dual vanities, a relaxing sunken tub and a separate shower stall, creating a true retreat! Laminate flooring flows throughout the home, adding both style and durability. Enjoy the convenience of an indoor laundry room with built in cabinetry for added storage and organization. Energy effic

Key facts

• 2 parking spots
• Built 2001
• Listed 55 days

Property features AI

Finance

• Other: Located at 5130 County Road 99W #13, Dunnigan, CA 95937; Directions: From I-5 North, exit County Road 8, turn right and follow to CR 99W, turn left onto CR 99W, turn left into Country Fair Estates. Take the first right into the park; home will be on the right.
• HOA & community: No homeowners association; Not a senior community; Not a land-lease home

Exterior

• Parking: Attached covered parking; Guest parking available
• Utilities: Individual gas meter; 220-volt outlet in laundry; Public water; Public sewer
• Home design: Manufactured home located in a park; Double-wide; Built in 2001; Facing direction not specified; Single-level entry
• Construction: Wood skirting; Composition roof; Manufactured by Fleetwood Homes of CA
• Exterior features: Carport awning; Porch; Garden and landscaped backyard; Regular-shaped lot; Shed(s) / storage area

Interior

• Kitchen: Free-standing gas range; Dishwasher; Microwave; Skylight in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Tubs with shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral/vaulted living area with great room layout; Porch with steps; Window screens; Storage shed on property; Pets allowed
• Laundry & utility: Indoor laundry room with hookups; Gas hook-up for laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $208k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#704 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B+; Watch: employment D, schools F, amenities F.
• Pierce Joint Unified (town): math 32% / reading 42% proficiency, ranked #807 of 1,400 in CA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 721 units permitted in Yolo County in 2024 (260 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $1k appreciation (0.5% local appreciation)).
• Yolo County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.35% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.23%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $190,000
• List price: $214,900
• Delta: 13.11%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

0.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 1.84×
• Total profit: $50,386
• Equity at exit: $67,506

10-year hold

• IRR: 20.8%
• Equity multiple: 3.40×
• Total profit: $144,519
• Equity at exit: $85,340

Cash invested: $60,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 95937

• Home prices YoY: 0.3%
• Active inventory: 9
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,910 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,224/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $814

Break-even live

Break-even rent $1,880

Max offer price $214,900

Occupancy floor 67%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,910
Total (2 units)			$2,910

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $214,900 Active 56 DOM
2. 2026-06-18
   days on market $214,900 Active 55 DOM
3. 2026-06-17
   days on market $214,900 Active 54 DOM
4. 2026-06-16
   days on market $214,900 Active 53 DOM
5. 2026-06-15
   days on market $214,900 Active 52 DOM
6. 2026-06-14
   days on market $214,900 Active 50 DOM
7. 2026-06-12
   days on market $214,900 Active 49 DOM
8. 2026-06-09
   days on market $214,900 Active 46 DOM
9. 2026-06-08
   days on market $214,900 Active 45 DOM
10. 2026-06-07
    days on market $214,900 Active 44 DOM
11. 2026-06-07
    days on market $214,900 Active 43 DOM
12. 2026-06-04
    days on market $214,900 Active 40 DOM
13. 2026-06-02
    days on market $214,900 Active 39 DOM
14. 2026-06-01
    days on market $214,900 Active 38 DOM
15. 2026-05-31
    days on market $214,900 Active 37 DOM
16. 2026-05-31
    days on market $214,900 Active 36 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥105°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,920
• − Mortgage interest: −$12,038
• − Property taxes: −$3,224
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,794
• − Management: −$2,794
• − Depreciation: −$6,252
• Taxable income: $6,745
• Est. tax owed @ 24.0%: −$1,619
• After-tax cash flow: $8,146/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home is in good condition with a good condition score of 75. It has a good exterior, interior walls, and flooring. The kitchen and bathrooms are in good condition. The home is ready for cosmetic updates such as painting and kitchen and bathroom renovations to increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Updating the kitchen cabinets and countertops — Modernizing the kitchen can increase both resale and rental value.
• Both Upgrading the bathrooms with new fixtures and tile — Renovating bathrooms can significantly boost both resale and rental value.
• Both Adding smart home technology — Smart home features can increase both resale and rental value by making the home more attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Updating the kitchen cabinets and countertops — Modernizing the kitchen can increase both resale and rental value. ↑
• Both Upgrading the bathrooms with new fixtures and tile — Renovating bathrooms can significantly boost both resale and rental value. ↑
• Both Adding smart home technology — Smart home features can increase both resale and rental value by making the home more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pierce Joint Unified
• NCES district ID: 0630360
• Math proficiency: 32% ▲ 2.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $52,194
• Composite: 34.75/100
• National rank: #10034
• State rank: #807 of 1400 in CA

Livability — Dunnigan

• Score: 58/100
• State rank: #704
• US rank: #21231

Category grades

Amenities F Commute F Cost of living B- Crime B+ Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunnigan, CA
• Population (ZIP): 996

Population outlook (Yolo County) Hauer SSP2

• Today (2025): 242,183 people
• By 2030: 257,662 · +6.4%
• By 2040: 288,050 · +18.9%
• By 2050: 318,202 · +31.4%
• By 2075: 392,736 · +62.2%
• By 2100: 438,150 · +80.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 26% Two or more races 18% Asian 5% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 11% Serbian 9% Irish 4%
• Foreign-born: 14% · Canada
• Languages at home: 63% English-only · Spanish 32% Other Asian/Pacific 6%

Political lean MEDSL · Yolo

• 2024 margin: Solid D (+36.2) · D 66.3% · R 30.1% · Other 3.6%
• 2008→2024 swing: 0.0pp no change · 2008: 36.2pp · 2024: 36.2pp
• All cycles: 2024: D+36.2 2020: D+41.4 2016: D+42.0 2012: D+33.2 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.47%
• Current HPI: 146.7633
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B